Major Flat Conversion Plans Rejected Over Flooding

The conversion of The Pinnacle, a six-storey office building on Caversham Road in Reading, has been rejected over flood risk.

Owner Red Pinnacle had applied to turn the ground to fourth floors into 54 one-bed flats and four two-bed flats; an earlier plan for 70 flats was scaled back on 11 August.

Plans included 37 car parking spaces (four with chargers), two disabled bays and 48 cycle spaces.

Reading Borough Council's planning department refused the application, citing flood vulnerability.

A planning officer explained: "The change of use proposal would increase the flooding vulnerability risk of the building.

"The Flood Risk Assessment advises that flooding events will restrict access and egress to the site, and, in these circumstances, residents will be advised to remain in their properties once a flood warning has been issued."

The officer said details of flood emergency procedures were lacking, and the application was refused in August. Red Pinnacle appealed, arguing the building would not be at risk and could be made safe.

A planning agent said: "The proposed floors for this 'change of use' from office to residential are not at risk of flooding, and these proposals will not increase flood risk at the site or elsewhere.

"In refusing the application, the officer never considered if a condition could overcome any objection."

The firm suggested a condition requiring a Flood Warning and Evacuation Plan before occupation.

Planning inspector Stuart Willis disagreed and criticised the safety measures. Mr Willis wrote: "The Flood Risk Assessment indicates that occupiers would need to seek refuge in the upper floors and remain there.

"The scheme would still introduce additional residents into a flood zone and rely on them staying in communal areas of the building within other properties for the duration of the flood event.

"This is not practical or reasonable, and means residents would not be able to remain in their dwellings until safely evacuated. "

The appeal was dismissed in March.

The dismissal will be reported to Reading Borough Council's planning applications committee on Wednesday, April 29.

Planning policy manager Mark Worringham said: "This is an excellent decision which upheld the Council's reason for refusal relating to flood risk for future occupants in prior approval conversions."

You can view the rejected application by typing reference PL/25/0929 into the council's planning portal.

James Aldridge, Local Democracy Reporter